PANDAWA · ID RR-2812

Ramada Encore Pandawa Hills: Superior studio apartment, 31 m², in Pandawa

A studio layout of 31 m² (≈ 335 sq ft) puts the bed, a kitchenette and a desk in one room, the smallest regular unit in the complex. The price is Rp 2.39 bn for 30 years of land lease, and the developer states a 20-year renewal on top. The infinity pool and rooftop bar share the building, 400 meters from the sea.

Unit in Ramada Encore Pandawa Hills · units listed: 3

  • Leasehold 30 + 20 years
  • Under construction
  • Hotel operator
  • Studioper the developer's renders
  • 31 m²apartment size
  • 182units in the complex
  • Leasehold30 + 20 years
  • Late 2027handover (to confirm)
  • 400 mto the sea

Property

What you get

The Superior is the compact end of Ramada Encore Pandawa Hills: 31 m² inside the main hotel building. By our database you're 400 meters from the sea. Pandawa Beach is roughly one kilometer as the crow flies, and Nusa Dua seven.

The developer's renders show one open room: a bed, a desk facing the TV, a kitchenette with a fridge and microwave, and a wardrobe. The availability sheet leaves the bedroom count blank for this type, so we call it a studio based on the renders and have asked the developer to confirm. Guests share the infinity pool, bar, ocean-view lounge and restaurant.

You hold the land for 30 years, then 20 more under the stated renewal. Rp 2.39 bn is the lowest regular-sale line on the developer's current sheet for this layout. Shareholding lots of the same type cost less, but they run on a different scheme, and we don't offer them. At 65% occupancy our model nets about Rp 196 million a year, or 8.2%.

The numbers for this property

Ramada Encore · Superior apartment yield: gross and net

The developer doesn't publish a yield for this unit. Below, we model a Pandawa studio at Rp 1.5 million a night, with the operator's cut, tax, wear and upkeep taken out.

Gross 14.9%≈ Rp 357 million a year at 65% occupancy and Rp 1.5 million a night Net 8.2%≈ Rp 196 million a year · payback ≈ 12.2 years
  • Gross rental incomeRp 357 million14.9% of price · rate Rp 1.5 million, occupancy 65%
  • Resort operatorRp 82.1 million23% of revenue · branded hotel management
  • TaxRp 35.7 million10% of rental income · rate depends on the structure
  • Wear and upkeepRp 42.8 million12% of revenue · vacancy between stays, supplies, repairs
  • Net to youRp 196 million8.2% of price · payback ≈ 12.2 years
Occupancy scenarios: Ramada Encore · Superior apartment
OccupancyGross incomeExpenses 45%Net% of pricePayback period
55%cautiousRp 302 millionRp 136 millionRp 166 million7.0%14.4 years
65%baseRp 357 millionRp 161 millionRp 196 million8.2%12.2 years
75%strongRp 412 millionRp 185 millionRp 227 million9.5%10.5 years

Where the numbers come from

Developer's figures
The developer's materials don't quote a yield, so the model runs on market data only.
Nightly rate
Rp 1.5 million, our estimate for the area: AirROI puts average revenue per listing in Pandawa at Rp 4.3 million (trailing 12 months to July 2026), adjusted for the property type, size and finish.
Occupancy
the Pandawa market runs at 46% across all AirROI listings; Bali hotels averaged 73.2% in 2025 (Horwath HTL / C9 Hotelworks). For professionally managed rentals we model three cases: 55% cautious, 65% base and 75% strong.
Costs
45% of revenue: resort operator 23%, tax 10%, wear and upkeep 12%.
Comparable listings
Neat House · 2BR villa: 9.6% net at 60% occupancy; Pandawa Hills · Studio 35 m²: 7.4% net at 60% occupancy; Pandawa Hills · Ocean-view studio: 7.5% net at 60% occupancy.
Reports and data
AirROI (short-term rental market data, trailing 12 months to July 2026); Horwath HTL / C9 Hotelworks — Bali Hotel & Branded Residences 2026 (March 2026); Colliers — Bali Hotel Market Report Q2 2026; our 2026 Bali market report; villa yields in Canggu and Pererenan.

This is a Rise Real Bali estimate, not an income guarantee. We rerun the rate and occupancy for your specific unit and manager; property details come from the developer's materials. Our method and what we don't guarantee are explained under legal information.

Ownership

Ownership & what you actually get

You'd hold the apartment on a land lease of 30 years, extended by 20 more as the developer states. A separate listing entry reads 50 years, so we've asked for the clause. Signing runs from reservation to PPJB, and a notary records the lease when you take the keys. Both the SLF and the rental license wait for construction to end.

Ownership and permits: Ramada Encore · Superior apartment
Form of ownershipLeaseholdForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term30 + 20 yearsOur database also carries a 50-year entry for this project. We've asked the developer to show how the 20-year extension works on paper, and your remaining term counts from handover, not from the purchase date.
ZoningTourism and mixed use, per listing dataOur records give Tourism/Mixed for this land, and an RDTR extract confirms the zone before your deposit.
Building approval (PBG)Stated, copy requestedThe approval appears in our database without a copy attached. Anta Group sends one before the deposit, or the deal waits.
DeveloperAnta Group, legal entity to confirmAnta Group develops the project, and the hotel side runs under the Ramada Encore by Wyndham brand. Our checks cover the developer's legal entity, its finished projects and the land lease.
Certificate of occupancy (SLF)After construction endsThe regency won't license rentals without an SLF, so you pay by construction stage, not by calendar date.
Short-term rental license (NIB)To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nomineeNot usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrowNone, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handoverFinished and furnished, per the developerThe developer delivers the apartment ready to use. A written list of furniture and appliances goes into your contract as an appendix.
Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.
Gusti AyuBroker · Rise Real Bali
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Terms

Ramada Encore · Superior apartment payment schedule

  1. Down payment 30%30% at signing, according to the developer's core sales kit.
  2. InstallmentsYou pay the remainder in parts through July 2027.
  3. HandoverKeys come after the SLF, which the developer expects in late 2027.

A few developer offers quote 25% down with a different installment window. We hold to the main terms and check them for the Superior you pick.

Location

Location: Pandawa

Pandawa trades nightlife for a family beach below carved limestone walls. Studios here compete on price rather than views, and rentals across the area run at 46% occupancy for about Rp 4.3 million a night.

Ramada Encore Superior apartment: sleeping area, developer's render
Pandawa · Badung · above the coast
  • To the sea≈ 400 m
  • Pandawa Beach≈ 1 km straight line
  • Green Bowl Beach≈ 1.7 km straight line
  • Nusa Dua≈ 7.1 km straight line
  • Ngurah Rai Airport≈ 35 min

A 31 m² unit suits couples and solo travelers on week-long stays. The trade-off is a thin restaurant scene nearby, so guests drive out for dinner.

Pandawa · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

  • 6hotels
  • 5sights
  • 3beaches
  • 2cafés
  • 1restaurant

Closest places

  • Puri Pandawa Resorthotel · 101 m
  • Manik Pandawa villahotel · 163 m
  • Patung Tikus Putihsight · 574 m
  • Patung Dharmawangsasight · 595 m
  • Patung Arjunasight · 621 m
  • Pantai Pandawabeach · 628 m
  • Pandawa Beach homestayhotel · 660 m
  • Canoe Rentalsight · 697 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Ramada Encore · Superior apartment

What does Rise Real Bali charge when I buy this Superior apartment?

Zero. The list price is your price, and the developer pays our commission. For the Superior we ask for the floor plan, the newest availability sheet and the PBG copy. We also go through the land lease, extension clause included, and test the zone against the RDTR map. Those checks are on us. Before any deposit, the unresolved points reach you in writing.

Can I buy the apartment remotely?

You can. A Zoom call replaces the site visit, and a proxy signs the contract at the notary for you. The building is still under construction, so installments line up with stages that our team inspects on site and photographs for you. Our staff sign for the unit on handover. The final payment goes out only against a complete document pack.

How do you get the yield numbers for this studio?

Our Rp 1.5 million nightly rate starts from AirROI's Pandawa figures, scaled down for a 31 m² hotel unit. Cautious, base and strong cases put occupancy at 55, 65 and 75%, as for professionally managed rentals. Costs take 45% of revenue, since a resort operator's cut is bigger than a regular manager's. In the base case that nets about Rp 196 million a year. It's an estimate, not a promise.

How many bedrooms does the Superior have?

The developer's sheet leaves the bedroom column empty for this type, and a floor area alone doesn't tell you. The renders show a studio: the bed, the kitchenette and a work desk share one space. We've asked Anta Group for a floor plan with labeled dimensions and will send it along with the price list.

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